Loading...
2016-11-02 Architectural Design Board Packet1. 2. 3. 4. 5. 6. 7. 8. 9. 10. o Agenda Edmonds Architectural Design Board snl. ynyo COUNCIL CHAMBERS 250 5TH AVE NORTH, EDMONDS, WA 98020 NOVEMBER 2, 2016, 7:30 PM CALL TO ORDER APPROVAL OF MINUTES 1. Approval of Draft Minutes: September 7, 2016 APPROVAL OF AGENDA AUDIENCE COMMENTS MINOR PROJECTS 1. Review of additional signage for Panda Express located at 21940 Highway 99. PUBLIC HEARINGS CONSOLIDATED PERMIT APPLICATIONS ADMINISTRATIVE REPORTS / ITEMS FOR DISCUSSION 1. Presentation & training by Jeff Taraday, City Attorney ADB MEMBER COMMENTS ADJOURNMENT Edmonds Architectural Design Board Agenda November 2, 2016 Page 1 2.1 Architectural Design Board Agenda Item Meeting Date: 11/2/2016 Approval of Draft Minutes: September 7, 2016 Staff Lead: N/A Department: Planning Division Prepared By: Diane Cunningham Background/History N/A Staff Recommendation Approve draft minutes Narrative N/A Attachments: AD B 160907d Packet Pg. 2 2.1.a CITY OF EDMONDS ARCHITECTURAL DESIGN BOARD Minutes of Regular Meeting September 7, 2016 Vice Chair Guenther called the meeting of the Architectural Design Board to order at 7:00 p.m., at the City Council Chambers, 250 - 5t' Avenue North, Edmonds, Washington. o N Board Members Present Board Members Absent Staff Present Cary Guenther, Chair Lois Broadway Michael Clugston, Senior Planner Brian Borofka Tom Walker, Vice Chair m Joe Herr Q- d Lauri Strauss co Athene Tarrant N E ' C t11 1:�1[� U 17� Idly xy BOARD MEMBER BOROFKA MOVED THAT THE MINUTES OF JULY 6, 2016 BE APPROVED AS SUBMITTED. BOARD MEMBER STRAUSS SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. APPROVAL OF AGENDA The agenda was approved as presented. REQUESTS FROM THE AUDIENCE: No one in the audience indicated a desire to address the Board during this portion of the meeting. MINOR PROJECTS: No minor projects were scheduled on the agenda. PUBLIC MEETING: MADRONA SCHOOL REPLACEMENT Mr. Clugston explained that due to the location and scope of the project, general design review is required by the Architectural Design Board (ADB) using the requirements in Edmonds Community Development Code (ECDC) 20.11. The Board's findings must be made relative to the design criteria in ECDC 20.11.030, the Urban Design Chapter of the Community Culture and Urban Design Element of the Comprehensive Plan and the zoning ordinance. Pursuant to ECDC 20.01, the design review is being consolidated with two Conditional Use Permits (CUP), which are required because the proposed replacement facility has a design capacity in excess of 60,000 square feet and several features of the site are proposed to be between 25 and 35 feet in height. Because only one public hearing is allowed per project, the ADB will review the project at a public meeting and then make a recommendation about the project's design to the Hearing Examiner. The Hearing Examiner will then hold the public hearing and issue a final decision on the project's design, as well as the CUPS. The Hearing Examiner's decision will be appealable to the City Council. Architectural Design Board Meeting Minutes of Regular Meeting September 7, 2016 Page 1 of 8 Packet Pg. 3 2.1.a Stewart Mhyre, Executive Director for Business and Operations, Edmonds School District (ESD), thanked the voters in the City of Edmonds for overwhelmingly approving the February 2014 bond issue that not only funded the Madrona School Project, but other projects throughout the District, as well. Taine Wilton, Project Manager, ESD, also introduced Ed Peters, Director of Capital Projects, ESD and Corrie Rosen and Joanne Wilcox, consultants from Mahlum Architects. She briefly reviewed where the project is in the process, noting that the intent is to obtain approval of the CUPS in October of 2016, site permits in November of 2016, and a building permit in January of 2017. Construction will start in the spring of 2017, with an 18-month construction window. Construction will happen while the students are occupying the site, and site work will extend past the start of school in September of 2018 to accommodate earth work, plantings, etc. that cannot be ... done until the new school has been constructed and the old school has been demolished. 0 N Ms. Wilton provided a site map, noting that 236th Street SW to the north will serve as the main access road to the site, with additional pedestrian access from both the south and east side of the site. The intent is to retain as many L trees as possible, and the proposed site plan is just about as green as the existing site. Ball fields will be installed m where the existing buildings are located. To be sensitive to the existing neighborhood, the building will be Q. located towards the south end of the site to mitigate noise and glare. The proposed one-story height will maintain in the low residential feel of the original school. She provided a map and described how the project will move N forward in phases. °3 Corrie Rosen, Mahlum Architects, walked the Board through a series of site -analysis slides that were used as a tool to figure out the most valuable place to build on the site. Although the site is 40 acres, developable land is limited. She specifically noted the property line, the 25-foot setback line, and the series of trails on the existing site. She pointed out the significant grade difference between the existing Madrona School and Woodway Elementary at the bottom of the slope. Ms. Rosen advised that site access is very limited. The two existing points of access will be maintained, and no additional vehicular access will be provided. There are also three wetlands on the site. Wetlands A and C are located on the steep slope between the two schools, and Wetland B is on the east side of the school. As a Category 3 Wetland, Wetland B has a 60-foot buffer and a 15-foot building setback requirement. They have worked with staff to reduce the buffer to 45 feet through buffer averaging, but the 15-foot building setback will be maintained. She provided photos to illustrate existing development on the site, particularly noting the "island" on 236th Street SW that the community is very interested in maintaining. Ms. Rosen described the problems with the current circulation and site flow, which is a significant community and school concern, and presented the proposed plan for vehicular and bus traffic, as well as bicycle and pedestrian traffic. She emphasized that the drop off and traffic flow will be separated from a large portion of the parking to minimize problems with stacking. As currently proposed, it will no longer be necessary to stagger start times for the various school programs, as the new bus loop will be able to accommodate buses more efficiently. A sidewalk will take pedestrians and bicyclists from 236th Street SW through the entry area and to the entry plaza and a clear front door. Ms. Rosen advised that there are currently 117 striped parking spaces on the site, and it is incredibly challenging to move through the lots during pick up and drop off. The proposed plan will provide 119 parking spaces, with an additional 80 spaces in the bus and parent loops that could be used for event parking. Joanne Wilcox, Mahlum Architects, explained that, as proposed, the pedestrian, bus and vehicular circulation will come to an entry plaza at the center point of the site. From there, there will be easy access to and an overview of the playground, as well as access to the fields. For after hour events, people who park can have easy access to the fields and playgrounds without having to go through or around to the back of the site, which is what Architectural Design Board Meeting Minutes of Regular Meeting September 7, 2016 Page 2 of 8 Packet Pg. 4 2.1.a happens now. As proposed, the school will be located such that the large community gathering points will be oriented towards 236th, and then it moves into a series of quieter exterior and interior learning centers. The site is organized so that the school, itself, will have easy access to the playground, and the track is intended to stay in its current location. However, instead of housing a large athletic field, it will house a playground that allows for easy supervision. Moving the soccer field component to the front of the site will allow easier access for community members and draw families in after hours, as well. Ms. Wilcox said it was important to the community that the school building is nestled against the wooded edge. The intent is to protect the wooded area, but also allow children to experience nature on a daily basis from both inside and outside of the building. The building's current location makes it hard for children to experience the wooded edge and engage the trail system that is there. Ms. Wilcox commented that the program needs for Madrona School are different than many other schools, and N four goals rose to the top: L d • Addressing the whole child. They are very focused, not only on academics, but the social and emotional m needs of kids as they grow up. The intent is to consider how the building can engage students in not only Q. academics, but their surrounding environment. The goal is to give them independence and allow them to in model or exhibit behaviors that foster both social and emotional growth. • A beautiful natural school. It is very important that there are connections not only visually to the exterior environment, but a material pallet that fits well with the environment. The goal is that it be as warm and welcoming and connected to the exterior as possible. She shared drawings done by the students to illustrate their ideal learning environment, noting that most were exterior learning spaces. Almost 100% of the community embraced outdoor circulation. • Appropriate acoustics. Because of the unusual teaching methodology, different acoustics are needed to support those types of learning. They would like appropriate acoustics to help the students understand whether it is palace to be loud or a place to be quiet. The acoustics should provide special division rather than dividing walls. This high priority on acoustics played a significant role when developing the entire site plan. • 21 st Century learning. This group has embraced the idea that education can look different, and they asked them to think about space in that same way. They conducted an extensive workshop format to really understand what that means within the building and site. Part of the idea of 21st Century learning is not just about technology, but the ability for students to engage in a variety of different learning environments, one being the exterior. Ms. Wilcox reviewed the floor plan for the proposed school, noting that the front entry continues to the primary exterior learning environment within the school, itself. It was important for the community that there be a place both inside and outside to gather all 650 students for concerts and/or school events. These two spaces (gym and common areas) are connected. The gym, library and cafeteria will all have a direct connection to the common area, and covered walkways will provide access to all of the learning environments. The district's intent is to close off access to the more intimate learning spaces, but leave the remainder of the site open for the public to enjoy. Ms. Wilcox advised that the design incorporates the idea of a sheltering canopy or treating the roof scape as it is a canopy over the entire environment of learning. The roof is articulated as a heavy plain under which the land (interior and exterior learning environments) can slip through a series of transparent spaces. Currently, the learning centers are isolated, and the learning community believes that students learn as much from the watching students in other centers as they can from the students in their own centers. The idea of transparency under the Architectural Design Board Meeting Minutes of Regular Meeting September 7, 2016 Page 3 of 8 Packet Pg. 5 2.1.a roof canopy is important to the learning community, so the proposed design includes a high amount of glazing, which allows them to see from center to center, integrates each center to the outdoor learning spaces, and provides the most controlled daylight into the learning spaces. The public spaces will be highly transparent, as well, to provide connectivity between the interior and exterior spaces. Ms. Wilcox explained that the roof canopy reaches around and becomes the overall massing of the building. The roof is articulated to slope, and because of the grade change, there will be a purposeful path leading to the front door and entry plaza. The low point of the roof will relate more to the student's scale. Gently sculpting the roof up as it moves to the back and then folding it back down to the edge will provide better water drainage both interior and exterior. A rain garden will be located under the center spine of the roof, which will provide a great opportunity to bring in sustainability and a direct connection to the environment. The roof is also sloped to provide access for solar to the west. The roof sloping allows them to mitigate the height of the gym by bringing a `r' lower roof form in front of it and then folding the gym up out of the plain so it is less noticeable as a separate bulk N on the site. L d To emphasize the sheltering nature of the roof plane, Ms. Wilcox said they are proposing a color pallet that is on m the darker side. The extent between the ground plain and roof plain will be lighter. The upper portion of the Q. building will be a mid -tone, warm grey, and the lower portion will be a white colored brick. The fiberglass in windows and cement panels will be in a similar color pallet. She provided an image showing the color pallet of N the upper roof scape. Part of the gym as it looks out to the west will be a translucent panel, and the brick will be a creamy, light, natural tone, with a natural grout. The reflectivity of the glass will allow the green spaces to be part c of the activity of the facade, as well as bring in a natural element. They are having discussions with the district r about the idea of using weathering steel around some of the perimeters and integrating it into some of the v elements of the building. For security purposes, there will be some fencing that separates the interior courtyard o from the exterior, but it will be of a decorative nature (perforated or patterned material out of weathered steal) yet o to be determined. The intent is for the fence to become part of the exterior facade. She summarized that the > proposed five materials will be highly variegated as they move across the glass and glazing. In conclusion, she a provided colored renderings of the front of the proposed new building, as well as the proposed view from the a street. Mr. Clugston reviewed that the site, itself is zoned Residential Single -Family (RS-8), and the proposal is to replace the existing school with a new facility. He referred to the zoning requirements for community facilities (ECDC 17.100), and advised that two CUP's will be required for the project. First, a CUP will be required for both the flag pole and gymnasium, which will both exceed the 25-foot height limit (ECDC 17.100.050.I.1). Second, a CUP will be required because the proposed floor area of 80,000 square feet is greater than the 60,000 square foot limit (ECDC 17.100.050.G.2). The district has already applied for these two CUPs. Mr. Clugston advised that sidewalks are required for projects of this type, and the district will dedicate a 30-foot strip of land on the south side of 236th Street SW and sidewalks will be constructed to connect to the east down to Edmonds Way to connect with a City project that is currently under construction. Right now, there are no frontage improvements on 236th Street SW. Approximately 72 parking space are required for the project, and the applicant is proposing to retain the existing 119 spaces, as well as provide special event parking spaces as required by code. Mr. Clugston referred to the general design review criteria (ECDC 20.11) and advised that the proposal meets all of the design standards relative to building design, color, massing, etc. The one thing that is not adequately addressed is the requirement that the loading and/or service area be screened. Staff has proposed a condition that the site on the northeast corner of the building needs to be screened. As was pointed out by the applicant, Mr. Clugston said the site is already heavily treed, and the existing buffer around the exterior is impressive. A survey of the site identified 554 existing trees and recommended that just 32 Architectural Design Board Meeting Minutes of Regular Meeting September 7, 2016 Page 4 of 8 Packet Pg. 6 of them be removed because of ill health. The district is proposing that all other existing trees be retained to maintain the buffer, which can be used to take the place of some of the otherwise required landscaping on the site. For example, ECDC 13 requires landscaping within the parking areas. However, in this case, the site is already so well treed that the Board could determine that the existing vegetation can make up for the other types of required landscaping. He said the Board is allowed to make this interpretation as appropriate. Mr. Clugston said the code also requires automatic irrigation for newly landscaped areas that are approved by the ADB. He referred to staff s recommended condition that this requirement could be waived if the Board chose to do so. He explained that with the use of bioswales and other types of native plant species, automatic irrigation may not be necessary. He recommended that the Board leave this decision up to the applicant. Board Member Borofka asked if there will be a walkway between the three buildings in the southwest corner andCD the other buildings on the site. Ms. Wilcox answered that no covered connection has been proposed along this N gap, but there will be covered connections between the three buildings. L d Board Member Borofka asked if construction and demolition hours will be limited. Mr. Clugston answered that m the code places limits on the hours of construction and the noise level allowed. There are also performance Q. standards related to noise, dust, glare, etc. These will be reviewed through the building permit. in Board Member Borofka asked if the vertical metal grading will have structural integrity from a security standpoint or if it is intended to be decorative. Ms. Wilcox answered that it was included in the plans as a placeholder, and they are working with the district to determine what the pattern can be from a security standpoint. It will be located within the security envelope to keep people both in and out of the facility, so the fence will be structurally sound. Board Member Borofka asked the applicant to address the plans for lighting. Ms. Rosen responded that light poles will be located around the bus loop and parking areas, as well as the front entry and plaza, and there will be a slight variation in terms of the brightness of the fixtures. Board Member Borofka voiced concern that lights around the perimeter of the site, particularly on the south and east sides, could have a negative impact on adjacent residential properties. Ms. Rosen noted that the lights will be located quite far from the residential neighbors. While they will need to provide lighting at the egress locations, they do not anticipate that poles will be used. Ms. Wilton added that at other schools, the exterior lighting is on a program that is controlled. The lighting after hours will be put on a motion sensor. If there is motion the lights will turn on, but dim to 10% of the total light capacity when there is no motion. At 10 p.m. they will be turned off. That is likely how this site will be handled, as well. Board Member Borofka asked if any materials from the existing school will be repurposed. Ms. Wilton answered that the plan is to salvage materials from the existing school to use on the Spruce Elementary School Project that will begin the following year. The glulam beams that are throughout the school are beautiful. Board Member Tarrant commented that, without reading the floorplan, it appears that the natural entrance to the village of buildings is actually through the courtyard. While there is a plaza entrance, the traffic flow of people becomes restricted as they approach the actual front door of the building. He noted that the applicant is proposing to use decorative screening for security across the front of the courtyard, which means all of the people will come in and out of the front door. Ms. Wilcox explained that the intent is to open the gate in the morning when students are arriving so they can bypass the front door and proceed to their academic spaces. After school has started, the gate will be closed and visitors will be asked to enter through the front door. The gate will be opened again when the students are leaving for the day. Board Member Tarrant voiced concern that the proposed layout of the counseling pods and restrooms could restrict the district's ability for flexibility. Mr. Mhyre explained that the design was very purposeful. Once all of Architectural Design Board Meeting Minutes of Regular Meeting September 7, 2016 Page 5 of 8 Packet Pg. 7 2.1.a the students have arrived and class is in session, it is important to be very specific on where visitors must go to check in and identify their purpose for being at the school. This is the way schools are now being designed across the nation with specific entrance points for security purposes. Board Member Tarrant felt it would improve flexibility of the space if the gymnasium could be opened up to the courtyard during large functions. Ms. Rosen pointed out that there will be broad entrances directly out to the courtyard on each side. She noted that the strip of space along the gym is called the wellness center where occupation and physical therapy takes place. If the space is not being utilized for this purpose, the physical education classes can use it, as well. The space is also called the den and is intended to function as a student lounge for students who have a hard time with the cafeteria and recess experiences. The intent is that these students can slip into the den and still be part of the recess experience. Board Member Strauss voiced concern that the trash will be located at the end of a long driveway. Ms. Rosen said the driveway is also intended as the fire lane access, and that is why the gate is not pushed further up. Board Member `r' Strauss asked if there is adequate space for fire access to all sides of the school, and Ms. Rosen answered that they have N been working with the Fire District to ensure there is adequate fire access. L d Board Member Strauss questioned how the students will get to recess if the gates to the courtyard are closed during m school hours. Ms. Wilcox said they have been working closely with the district to address this issue. The entry gates for Q. student flow will face the parking lot so students can move directly in. There will be another series of access points out in to the playground that come directly down from the courtyard and those doors will be open and accessible during recess. N They are working with the district to understand whether the doors will be on car readers so that staff can open and close them during recess. They want to make sure the students can not only get to recess, but can get back out through the c gates. She noted the location of the points of access for recess. Board Member Strauss asked if the pods for the lower grades will be separated from the pods for the higher grades. Ms. Wilcox said it will vary depending on the administrators and the academic programs they want to bring in. There are several different center designs they are working with, and the intent is that the first four will be kindergarten and preschool. They will be supported by a natural learning area outside of that. There will be four primary and four intermediate centers, and the goal is to scatter them. Middle school will also be equally distributed. There will be separate DHH centers for preschool, primary and middle school students. Students from all age groups will mix in the courtyards. Ms. Rosen added that most of the rooms are designed to be flexible in their uses. Board Member Strauss referred to the rendering provided by the applicant and commented that the front entrance is not well distinguished. She asked if this was done on purpose. Ms. Wilcox commented that the landscaping and sidewalk will lead people to the entrance, and they are working with the district to understand what their signing desires will be. There will be a continuous canopy along this edge to provide a place for people to gather. Their intent with bringing in the secondary material was to draw the eye back into the area, but she agreed to think about it a little more. Board Member Herr questioned why the building occupies so much ground area. Most districts are building two and three-story buildings because of the cost factor. He thought the problem was related to the height limit, but the attic space, in cubic feet, will just about equal the cubic feet of the learning space. The skylight wells will be 10 feet deep. He questioned why they are spreading the design out so far rather than making it more compact in terms of cost savings, etc. Ms. Wilton agreed that is a fair question that the district considered, as well. However, based on the schools programming needs, they were desirous of having the ground floor of a one-story building. They also considered a two- story structure, but the idea of moving 50 students from a second story to a ground floor or outdoor study space will be difficult to do safety and expeditiously. The one-story design was needed for students to flow indoors and outdoors and use the space year round. Edward Peters, Capital Projects Director, ESD, the project is being done under the general contractor/construction manager delivery method, and a cost analysis was done before the schematic design was started. Forma Construction, the contractor for the project, costed out both one and two-story designs and found that the current proposal came in at the same cost as a two-story building. While the proposed design has a larger roof area, it has less costly foundations Architectural Design Board Meeting Minutes of Regular Meeting September 7, 2016 Page 6 of 8 Packet Pg. 8 2.1.a and there are fewer vertical circulation needs. He agreed to share the cost estimates upon request. He summarized that there is no cost premium for the building being single -story, and it will suit the program well. Board Member Strauss asked if the applicant is going for LEED Certification. Ms. Wilton answered that they are actually doing Washington Sustainable Schools Protocol, which is similar to the intent of LEED and also required for State funding. Chair Guenther asked the applicant to go into more detail about the aspects of sustainability. The design team pointed out the following: • The classrooms in the existing school are oriented east and west, which makes it difficult to control the lighting. The new classrooms will have a north and south orientation with an overhang to control the lighting. • The skylights will help get daylight into the large spaces, which will reduce lighting costs. • They will be using LED fixtures and heat recovery. o • They will use a displacement ventilation system to deliver the air slowly and down low, and they are planning on N radiant floors in the learning center areas because so much of the work that is done with student is on the floor. L • Underground injection control wells will be used throughout the project. Because of the topography of the site, they are able to drill down and allow the stormwater to be filtered and cleaned and dropped right into the aquifers. There will be no runoff from the site. • They are doing a high-performance envelope, which is meeting or exceeding the current code for 2030 guidelines. That means continuous exterior insulation, and they are currently looking at fiberglass windows, as well as some other aspects. They are using linoleum and interior rugs rather than carpet in many of the spaces for a cleaner interior surface. • The cross ventilation in many of the centers will allow for cross cooling during the shoulder seasons. Board Member Tarrant asked if the applicant anticipates any problems with glare given the proposed light colored panels adjacent to the large windows. Ms. Wilcox said this is something they will continue to work on. The elevation that faces south has an overhang that provides a good cover of shade in the hot, sunny areas. They are also looking at lower trees species and other opportunities for shading in those areas, as well. Ms. Rosen added that the landscape architect is looking at screening via landscaping. Board Member Strauss asked if there will be a central mechanical room. Ms. Wilcox answered that there will be mechanical rooms distributed in each of the pavilions. There will also be mechanical space in a mezzanine above. All mechanical equipment will be contained within the building envelope, as per the district's standard. Board Member Strauss asked if the school will be considered an emergency shelter, and Ms. Wilcox answered that while it will still need to meet the building code, it is not being designed as a shelter in place. BOARD MEMBER STRAUSS MOVED THAT THE ARCHITECTURAL DESIGN BOARD ADOPT THE FINDINGS AND ANALYSIS OF THE STAFF REPORT; FIND THE PROPOSAL IS CONSISTENT WITH THE COMPREHENSIVE PLAN, POLICIES OF ECDC 20.10.000, DESIGN CRITERIA OF ECDC 20.11.030, AND ZONING REGULATIONS; AND RECOMMEND THAT THE HEARING EXAMINER APPROVE THE DESIGN OF THE PROPOSED MADRONA SCHOOL REPLACEMENT WITH THE FOLLOWING CONDITIONS: 1. TREES MUST BE PROTECTED AND REMOVED IN ACCORDANCE WITH ECDC 18.45.050.11 AND THE TREE PROTECTION AND MITIGATION GUIDELINES FOUND IN ATTACHMENT 12, AS AMENDED. 2. DEVELOPMENT MUST OCCUR IN ACCORDANCE WITH THE WETLAND CODE IN ECDC 23.50. THE WETLAND REPORT (ATTACHMENT 9) MUST BE UPDATED TO ADDRESS HOW THE Architectural Design Board Meeting Minutes of Regular Meeting September 7, 2016 Page 7 of 8 Packet Pg. 9 2.1.a PROPOSED DEVELOPMENT MEETS THE BUFFER AVERAGING/REDUCTION AND ENHANCEMENT REQUIREMENTS OF ECDC 23.50.040. 3. DEVELOPMENT MUST OCCUR IN ACCORDANCE WITH THE GEOLOGICALLY HAZARDOUS AREAS CODE IN ECDC 23.80. THE GEOTECHNICAL REPORT (ATTACHMENT 10) MUST BE UPDATED TO ADDRESS SPECIFIC ELEMENTS OF THE PROPOED DEVELOPMENT RELATIVE YZiy Y:I DF.�\�I IJ:: 1 _y �fy 1C�y Y[i7�[.Y►�G1�:i11IIZ11l�lj►�G1�:i11LITIZIa 4. SERVICE YARDS AND OTHER AREAS WHERE TRASH OR LITTER MAY ACCUMULATE MUST BE SCREENED WITH PLANTINGS OR FENCES OR WALLS, WHICH ARE COMPATIBLE WITH NATURAL MATERIAL. 5. THE PROPOSED LANDSCAPING SHOWN ON SHEETS L-100 AND L-101 OF ATTACHMENT 5 MEETS THE INTENT OF CHAPTER 20.13 OF THE EDMONDS COMMUNITY DEVELOPMENT CODE. AUTOMATIC IRRIGATION SHOULD NOT BE REQUIRED. 6. A 30-FOOT RIGHT-OF-WAY DEDICATION ALONG THE SOUTH SIDE OF 236TH STREET SW IS REQUIRED IN ACCORDANCE WITH THE CITY'S OFFICIAL STREET MAP. 7. STAFF WILL VERIFY COMPLIANCE OF THE PROPOSAL WITH ALL RELEVANT CODES AND LAND USE PERMIT CONDITIONS THROUGH REVIEW OF BUILDING AND ENGINEERING PERMITS. MINOR CHANGES TO THE APPROVED DESIGN MAY BE APPROVED BY STAFF AT THE TIME OF BUILDING PERMIT WITHOUT FURTHER DESIGN REVIEW BY THE BOARD AS LONG AS THE DESIGN IS SUBSTANTIALLY SIMILAR TO THAT ORIGINALLY APPROVED. BOARD MEMBER BOROFKA SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. CONSOLIDATED PERMIT APPLICATIONS (No Public Participation): There were no consolidated permit applications. ADMINISTRATIVE REPORTS/ITEMS FOR DISCUSSION: Mr. Clugston agreed to provide a schedule for upcoming short courses in public planning. In addition, staff will invite the City Attorney to attend a Board meeting and further explain the Board's role in the public planning process. ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS: Chair Guenther welcomed Board Member Tarrant to the Board. I:VIZ9 1: M U 1 The meeting was adjourned at 8:40 p.m. Architectural Design Board Meeting Minutes of Regular Meeting September 7, 2016 Page 8 of 8 Packet Pg. 10 5.1 Architectural Design Board Agenda Item Meeting Date: 11/2/2016 Review of additional signage for Panda Express located at 21940 Highway 99. Staff Lead: Brad Shipley Department: Planning Division Prepared By: Diane Cunningham Background/History The subtenant, Panda Express, is located in the westernmost retail space in the new building at 21940 Highway 99 (Attachment D). Two code -compliant wall signs were recently approved for the space by staff in BLD20161123 (Attachment E) but the tenant would like an additional sign on the west facade (Attachments B & D). Staff Recommendation The Board reviews the project and makes the final decision on whether the proposal is consistent with the design review and decision criteria found in ECDC 20.60 (Sign Code), ECDC 20.10 and 20.12 (Design Review and District -Based Design Review), the Zoning Ordinance (ECDC 16.60, General Commercial), and the Comprehensive Plan. Narrative The Applicant is seeking relief from the City's sign standards for a subtenant in a new commercial building. There are two related requests for signage elements that would otherwise not be allowed: 1) an additional wall sign on a non -qualifying building facade, and 2) additional sign area for the requested wall sign. Attachments: PLN20160047 Staff Report final A. Land Use Application B. Applicant Narrative C. Site Aerial D. Elevations E. Approved BLD20161123 Packet Pg. 11 5.1.a CITY OF EDMONDS 121 - 5TH AVENUE NORTH, EDMONDS, WA 98020 PLANNING DIVISION ADVISORY REPORT FINDINGS, ANALYSIS AND RECOMMENDATION To: Architectural Design Board From: Brad Shipley Associate Planner Date: October 21, 2016 File: PLN20160047 Meeting Information: November 2, 2016 at 7:30 PM Edmonds City Council Chambers Public Safety Complex 250 - 5t" Avenue North I. INTRODUCTION The Applicant is seeking relief from the City's sign standards for a subtenant in a new commercial building. There are two related requests for signage elements that would otherwise not be allowed: 1) an additional wall sign on a non -qualifying building facade, and 2) additional sign area for the requested wall sign. Staff cannot approve such requests; review by the Architectural Design Board (ADB) is required for an application that requests a modification to any of the sign standards provided in Chapter 20.60 of the Edmonds Community Development Code (ECDC). The Board reviews the project and makes the final decision on whether the proposal is consistent with the design review and decision criteria found in ECDC 20.60 (Sign Code), ECDC 20.10 and 20.12 (Design Review and District -Based Design Review), the Zoning Ordinance (ECDC 16.60, General Commercial), and the Comprehensive Plan. The subtenant, Panda Express, is located in the westernmost retail space in the new building at 21900 Highway 99 (Attachment D). Two code -compliant wall signs were recently approved for the space by staff in BLD20161123 (Attachment E) but the tenant would like an additional sign on the west facade (Attachments B & D). According to ECDC 20.60.025.A.2, wall signage is only allowed on building facades facing a public street and/or along a side of the building containing the primary public entrance (the north and south facades, in this case). The request is have additional signage on the west facade of the building which does not front on a public street or contain a public entrance. The request is also for additional sign area above what is regularly allowed based on the width of the tenant space. City of Edmonds c�R Architectural Design Board Packet Pg. 12 5.1.a II. FINDINGS OF FACT AND ANALYSIS A. GENERAL 1. Site Location and Land Use The subject site is located at the northwestern corner of Highway 99 and 220tn Street SW intersection, specifically 21900 Highway 99, Edmonds, WA (Tax Parcel #00580700004007) (Attachment C). Comprehensive Plan. The site is designated Corridor Development within the Highway 99 Corridor and Medical/Highway 99 Activity Center 99 overlays. b. Zoning. General Commercial (CG2). c. Land Use. The site contains a recently constructed multi -tenant commercial building, the remodeled WinCo building, Dick's Drive -In, and associated surface parking (Attachment C). 2. Site Context Parcels to the north of the subject site are zoned MU or CG2 and developed with medical -oriented businesses. To the west of the subject site are parcels zoned CG2 or RM-2.4 developed with medical -oriented businesses. Parcels across 220t" St. SW are zoned CG2 and developed for new car sales and a gas station. Directly east of the site across Highway 99 are parcels administered by Mountlake Terrace which also include a variety of commercial uses. B. CODE COMPLIANCE 1. Sign permits are usually reviewed by staff for code compliance according to ECDC 20.60.015.A. However, in instances where an applicant requests a modification to the sign code, the ADB must review and approve, conditionally approve, or deny the permit per ECDC 20.60.015.13. This section states, in part: The architectural design board shall review those signs listed in subsection (B)(1) of this section and any sign permit referred by the planning manager pursuant to subsection (A)(1) of this section. 1. The ADB shall review any sign permit application that requests a modification to any of the standards prescribed by this chapter. The ADB shall only approve modification requests that arise from one of the following two situations: a. The request is for signage on a site that has a unique configuration, such as frontage on more than two streets, or has an unusual geometric shape or topography; Packet Pg. 13 5.1.a b. The request is for signage on a building that has unique architectural elements or features or details that substantially restrict the placement or size of signage relative to other buildings in the vicinity. 2. The ADB may approve the requested modification only if it meets the following criteria: a. The design of the proposed signage must be compatible in its use of materials, colors, design and proportions with development throughout the site and with similar signage in the vicinity, b. In no event shall the modification result in signage which exceeds the maximum normally allowed by more than 50 percent. In this particular case, the Applicant would like to install a wall sign on the western facade which would not otherwise be allowed according to the ECDC 20.60.025.A.2, which only allows signs on qualifying building frontages. Given that the site does not have a unique configuration, frontage on more than two streets, or an unusual geometric shape or topography, a modification seems unwarranted. The following sections describe how the proposal fails to meet the ADB's required decision criteria. 2. Unique site configuration and relationship to surrounding parcels. a. The site does not front on two streets or have an unusual geometric shape. It fronts directly on 2201" St. SW and is rectangular in shape (Attachment C) 3. Building that has unique architectural elements or features or details that substantially restrict the placement or size of signage relative to other buildings in the vicinity. a. The building where Panda Express is located is new and does not have architectural elements that restrict the placement or size of signage relative to other buildings in the vicinity. Two code -compliant wall signs were recently approved for the tenant (Attachment E). 4. Design review. As noted above, the Applicant is requesting a modification to the sign criterion in ECDC 20.60.025.A.2 to allow for signage along a non -qualifying frontage. Pursuant to ECDC 20.60.015.13, the ADB reviews signs where the applicant requests a modification from the sign code. The ADB shall approve, conditionally approve or deny any sign modification request in accordance with the policies of ECDC 20.10.000, the criteria set forth in ECDC 20.10.070, and the standards of the sign Packet Pg. 14 5.1.a code. a. ECDC Chapter 20.10 and 20.12 (Design Review and District -Based Design Review) 1) Because the site is zoned General Commercial and located within the Medical/Highway Activity Center and Highway 99 Corridor, district -based design review is required. (ECDC 20.10.010.13) 2) Applicable district -based standards are found in the Comprehensive Plan (Medical/Highway 99 and Highway 99 Corridor criteria) as well as in ECDC Chapter 16.60 (General Commercial). (ECDC 20.12.070.13) 3) The Comprehensive Plan includes the following policy for signs in the Highway 99 Corridor: i. D.1 Upgrade the architectural and landscape design qualities of the corridor. Establish uniform signage regulations for all properties within the corridor area which provide for business visibility and commerce while minimizing clutter and distraction to the public. (p 64, 2015 Comp Plan) 4) Chapter 16.60 (General Commercial) does not contain specific design criteria for signage but lists the following general purpose of the CG zone: Upgrade the architectural and landscape design qualities of the corridor. Establish uniform signage regulations for all properties within the corridor area which provide for business visibility and commerce while minimizing clutter and distraction to the public. Make the corridor more attractive and pedestrian friendly (e.g., add trees and landscaping) through a combination of development requirements and — when available — public investment. (ECDC 16.60.005. G) b. ECDC Chapter 20.60 (Sign Code) 1) The height and area of individual wall signs are regulated in ECDC 20.60.030. There are no applicable design criteria for materials, colors, design and proportion other than those referenced for the ADB in ECDC 20.60.015.B.2.a. 2) Buildings in the CG2 zone are allowed 1 square foot of wall signage per lineal foot of attached wall. (ECDC 20.60.030.A). In the case of multi - tenant buildings like this, each tenant gets wall signage area equal to the width of the tenant space. As seen in Attachment E, the wall signage on the north and south facades already approved by staff met this requirement. The proposed sign on the west fagade would likely meet this requirement as well if its location and the additional area were approved by the ADB. 3) Wall sign height in the CG2 zone is limited to 14 feet or the height of the 4 Packet Pg. 15 5.1.a face of the building on which the sign is located. (ECDC 20.60.030.13) Sign height would be verified at building permit but the Applicant has indicated that signage will be located near the top of the fagade as seen in Attachment D. The height appears to be similar to the two wall signs approved in BLD20161123. 4) The signage shown in Attachment D appears to meet the ADB's design review criterion. 5. Additional sign area. The Applicant is also requesting additional sign area for the tenant space. Panda Express is currently approved for two wall signs on the north and south facades totaling 72 square feet (BLD20161123), which is nearly all of the sign area allowed for the space (73.5 square feet). The additional sign area requested is 36 square feet for the proposed sign on the west fagade. As noted above, according to ECDC 20.60.015.B.1.b, the ADB may approve an additional amount of sign area up to 50% of that regularly allowed. In this case, that would be about 36 square feet. However, the request for additional area is not warranted given that the desired signage on the west fagade does not meet the criteria for modification as described previously. Panda Express currently has approval for two code -compliant wall signs and could have an additional signage opportunity on a freestanding sign adjacent to Highway 99 as can be seen on Page7 of Attachment E. III. RECOMMENDATION Based on the Findings of Fact, Analysis and Attachments in this report, staff recommends that the Architectural Design Board deny the subject requests because they are not consistent with the design review criteria found in the Zoning Ordinance and the Comprehensive Plan. IV. ATTACHMENTS A. Land use application B. Applicant narrative C. Site aerial D. Building elevations E. Approved Panda Express signage (BLD20161123) V. PARTIES OF RECORD City of Edmonds 121— 5th Ave N Edmonds, WA 98020 Jeff Hughes MGPX Properties 457 SW 148th St. Burien, WA 98166 Tracie Skiles Berry Sign Systems 7400 Hardeson Rd. Everett, WA 98203 Packet Pg. 16 5.1.a N N d L Q K W Cu Cu CL 3- 0 W d M C .N C O R 0) w O Q O L Q_ Packet Pg. 17 5.1.b City of Edmonds Land Use Application .ARC HnEC uRAL t WIGN REVIEW i] CUMPMENSWEPLANAMENDMENT 0 CaNDmO tALUSEPEwaT FRE#+^ '� O1 �� �l -.ONE Cr Z ❑ Hobo OCCLWATM 0 FORMALS[iIIUMMMOId DATE_jj 2,1116 REND BY S t`� ❑ SIIORTSIMIDIVISION FEE QL ''00 RECErr# 0 LA LIMAD10SiMENT HEARMDATE ❑ PLA?8iED1'17AL DEVaDPME T 0 O1F)MAL STREET MAP AW[ENDM W ❑ HE 0 STAFF ❑ PD ADD 0 Cc 0 STRENt VACATION I 0 REMM ❑ SHORELAIEPIW1' 0 VARIANCE/REASONABLE USE EXCEMON Ul 41 JVAMJWW MATAU DUVRAMWNOONTMIBDWM"N2"APPLICAYMNMAPUBUCRMXD• PROPERTY ADDRESS ORLOCATiON ZA00 L e 2 j d PR0JWrNAME #vArrUcA>aIc) Pamill YOtmt /46P X -?VS Lt_1Cp.ON> # 1AP6 2. 360 AMMM ySi -fit zoo &�. Fr1dAiL o;wgd-AgrALMMAX # TAXAC CUiAfra Ob q(2 q —7 Sw. ' j TwP. 2_ RNG, 1 • D _ ON OE DR PMM USE (ATTACH COVER LE77RR AS NEC=SARY) .`. DESCRIMHOW 11M MOMM MEETS APPLICABLE OODES (ATTACH COVER CBTTER AS NEC13MARY) ArrUcANT +! PHONB# 4zS7 x i' Amass itIr_: d _ 1 ew]�dPY iAlA &MAX FAX # IL/ The undenigaed spphum4 and IthA rib Lein, and ags4m, in considewdon on the proeming of the applicedon agrees to relesse, Mdateloiljr, defend end hold dw City of Edmonds harmless from any and ail dumnes, including reasonable atiomey's fees, MtisMs hum my action m Mandan based in wbole or part upon tillre, mialending, =m6umte or mwa*ete infarmatiwl fin fished by a* qvilamt. ustu9rts agsob or anployeas. By my *Dawre, I out* tun fix information and a dAhs wbmitted are hue and correct to the best of my Imawledge end that I am suhximd to file this tiatl on the the owner es listed below. SIGNATUREOFArP icAhrrlACi DATE Prep" ownees rizadon I, 74e�E - -- , txrufy under the pemAhy of perjary under the laws of the State of wuhingtoa that the fauawits is .true and eorroot atatenent_ I havO sulhorizW the above ApplirauVAgam to apply for the aubjea land wm applleatioa, old grant my permiulon for the public olEckU and the rtaff of the City of Edmonds to attar the subject ptag!zry for the pmpom of inepeCCxion g attendant to tkie applieadon. /J' SIGNATURE OF 0 bA tionA? U1(42* 771-0220, Revin d en PUT2 ' B -]and Use Applawrlan Page I4VI ;CIVEL) 'EP 2 9 2016 _OPMENT sERVICEE COUNTER D Packet Pg. 18 5.1.c l eca1 vet) Panda Express CEP 29 2016 21900 Hwy 99 PLANNING DEP; We are asking for a third sign at 36sgft on the west elevation. This building sits right before Highway 99 on 220tf'. If you didn't see this wall sign you would miss the entrance into the shopping center and could be safety hazard. The third sign will help get people into the center. They are in a multi -tenant building on the corner. With the three wall signs we will still be under what is allowed on square foot. L,Odv\, C�v oil t-t, �j a Packet Pg. 19 5.1.d "City of Edmonds 21900 Hwy 99 ti !I 2�1 ► ;�_ 1 • , ��'� ; ]'� � ;;'fir .� 77�'% �� :Yt ' 1� Site Location 1 �! t 1: 2,257 ... ..r,wi. c.c LN Erlrmnrl. + "�nln v.3 7.7 ghts Lper L Legend w ArcSDE.GIS.STREET_CENTERLIN -0 M — <all other values> a 1 L W 2 5; 4 Ilm M r_ 9;71;7;8 _T to • Map fC 0 M m 0 lz ^0 I.L M to V_ 2'j [Notes 0 94.04 188.1 Feet This map is a user generated static output from an Internet mapping site and is fo reference only. Data layers that appear on this map may or may not be accurate WGS_1984_Web_Mercator_Auxiliary_Sphere current, or otherwise reliable © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTIOl' Packet Pg. 20 1 A N D __J10A a > Park 212 e m C Edmonds.WoGdway ith St SW High Schadl 215th St SW 211bih Si sw Swedish M'edica Center-Edmand 218th St SW g 216th St SW Premera Blue Cross k7 V Q� Hick's -il, 00 v 220th St SW Family Fun Center r �+ A r 222nd St SW $ GsperrancC 99 Park 4 s ve 99 Ranch Market A Pu0c satorl7 G �1 VICINITY MAP _ Scale: N.T.S. RECEIVED" SEP 2 9 2010 DEVELOPMENT SERVICES COUNTER Project: ai Panda Express Q Address: 21900 Hwy Edmonds, WA Account Manager: S.Janocha Designer: KF 3.50 Scale: AS NOTED Design No.: 16-03-1642-07 Date: 04.07.16 Reg. No.: Revisions: R01 KF 4.12.16 (1.5) -Rev. Sign Types R02 KF 4.12.16 (1.5) -Add Options, Rev. Sign Types R03 LR 7/14116 (2,25) Add manuNctrig detats R04 LR 71127116 (1.25) New elev. 6 new signage R05 LR 6/1/16 (.25) Move sign D RD6 LR 9/15116 (.25) Del sign on west elev. R07 mom 9/21/16 (.5) add west elev. delete all other signs FOR JOB HE K DATE AccL Mgr. FOR CDN.Pj1tl02K DATE Acct, Mgr. Design Q Production FOR INSTALL ONLY DATE Acet, Mgr. Page: 01 Of: 06 ThIN h in oripin$ onppuhglhsddrWnrasated by suporw BKOW AcYr*r6eing, he, It is aubmltad for your spprbvaL it 1* nul to be &hewn to *rrybns eulsida of yoar organtratlon, nor Is It to ba raprodread, coplsd or alhlbltad In any fashlon. The changing at colon, *has, rninsA*L or Illumindoo method dose not altar Ma deslga. 0wn*nhlp ofthled►elyyn Is bald by 6uparlor lac EWWAMMIng, kw. Author dan to wa this daaign In anyfishlon must hs cbtalned In wrlllny hem Supulor Ekctrk lAdvarbsing, Ine. © SEA 2015 Nots: fie Colors dspktsd hen ara a graphic repra*enhltlon. Actual colon may vary. 5" color spedON110 Packet Pg. 21 36'-9" TENANT FRONTAGE 70'-4" TENANT FRONTAGE EQ 6'-0" EQ i ■ r ■ � I I 1 I I I Project: Panda Express Q Address: 21900 Hwy Edmonds, WA Account Manager: S.Janocha p IVI Designer: Sin KF 3.50 Scale: AS NOTED rA Design No.: 16-03-1642-07 Date: 04.07.16 Reg. No.: Revlslons: R01 KF 4.12.16 (1.5) - Rev. Sign Types R02 KF4.12.16 (1.5)-Add Optlons, Rev. Sign Types R03 LR 7/14/16 (2.25) Add manufacturing detalls R04 LR 7/127/16 (1.25) New Slav, 6 new signage R05 LR 6/1/16 (.25) Move s gn D RD6 LR 9/15/16 (.25) Del slgn on west Slay. R07 mdm 9/21/16 (.5) add west Slay. delete all other slgns FOR JOB CHECK DATE Acct. Mgr. FOR CONSTRUCTION DATE Acct. Mgr. Design Q Productlon FOR INSTALL ONLY DATE Acct. Mgr. Page:04 Of:06 This Is an orlgirW unpubilihed drawing wedad hySuW+�EMclrlralAdvartkrinP.Ne, his submkt►d for your app>*val X to net to h0 shown t0snyonoouisldeofyour or bmVon,norIs>I to 6a raproduead. Mlsd Sr nddbltsdIn any fwhlm Thsc:r 44 of colon. attaa, mah lda oriflumfnatlon madwd 0a not alpr Ihs dalgm Ownwhlp of thb4nhn Is hail by Supsrkr FbWc&IAftftfng, hm Aulherhatlon to use thlo dealgn In any taohlon must ba obtatrmd In wrtling from Sup wlor ESactrU Adre rbslnp, Inc. © SEA 2015 Not*: Tho Cahn daplctad hen mm a grophlc rapre aenblow. Ac4+al "Ion nary va ry. Sa color s Packet Pg. 22 O ro 6'-0" a�oP EXAR�a 0 • Retainer Edge rat SIGN ELEVATION - CUSTOM FABRICATED LED CHANNEL LOGO Sq. w Quantity: One (1) Sign Required Scale: 112" = 1`-0rr SPECIFICATIONS: LOGO: SINGLE FACE INTERIOR ILLUMINATED CHANNEL LOGO FACE: WHITE LEXAN WITH VINYL OVERLAY PANDA: 3M #3630-33 RED, 3M #18OC-22 BLACK, AND WEEDED OUT TO SHOW THRU WHITE RETAINER: FABRICATED ALUMINUM RETAINER WITH FACE PAINTED TO MATCH RED VINYL & RETURN PAINTED TO MATCH PMS BLACK 7C WITH GLOSS FINISH RETURNS: 3" DEEP ALUMINUM RETURNS PAINTED TO MATCH PMS BLACK 7C WITH GLOSS FINISH ILLUMINATION: AA WHITE LED'S NOTE: FIELD VERIFY ALL MEASUREMENTS AND CONDITIONS PRIOR TO ANY FABRICATION (tote to All Contractors FI-201 Sign Voltage This sign is intended to be installed in accordance with the requirements of Article 600 of the rational Electrical Code and/or other applicable local codes. This includes pmper grounding and bonding of the sign. All wall penetrations o be seated with UL Listed silicone sealant. ice•''' ``•�♦ ALUMINUM r 1��' ,`• RETAINER i t / t WHITE >� LEXAN FACES >t■ TYPICAL WALL FRAMING TYPICAL WALL SURFACE .040 ALUMINUM RETURNS ALUMINUM RETAINERS WITH #8 X'/2'SCREWS LIGHT EMITTING DIODES (LEDs) LOW VOLTAGE WIRING FROM LED TO LED LEXAN FACE CHANNEL LETTERS .040 ALUMINUM BACKS DRILLED HOLE THRU WALL FOR WIRE CONNECTIONS AND FILLED WITH SILICONE TO PREVENT WATER PENETRATION THREADED NIPPLE AND COUPLING 20A 120-277VAG DISCONNECT SWITCH HANDY BOX FLEX (FLEMBLE CONDUIT) / LIQUID TIGHT CONNECTIONS #10 x 3'/2" DRIVE SCREWS MINIMUM FIVE (5) PER LETTER OR AS REQUIRED PER FIELD CONDITIONS ONE (1) /a' WEEP HOLE LOCATED AT ALL AREAS THAT MAY COLLECT WATER 'THIS SIGN IS SUITABLE FOR WET LOCATIONS' LABEL SIGN WITH MINIMUM 1/8' COPY 1 TYPICAL SECTION DETAIL - CHANNEL LOGO Scale: n.t.s 3" ALUMINUM RETURNS I SS FASTENERS PAINTED TO MATCH RETURN Project: Panda Express Q. Address: 21900 Hwy Edmonds, WA Account Manager: S.Janocha Designer. KF 3.50 Scale: AS NOTED Design No.: 16-034842-07 Date: 04.07.16 Reg. No.: Revisions: R01 Off 4.12.16 (1.5) - Rev. Sign 2 LOW VOLTAGE Types ( NOCONDUR R02Iff4.12.16(1.5)- Add options, ED) Rev. Slgn Types R03 LR 7/14/16 (2,25) Add manufeotudng details Roo LR 7/r27/16 (1.26) New elev. & new R05 LR 11/1/10 (25) Move sign D R06 LR 9/15M6 (26) Del sign on west POWER elev. mdm 9/21/16 (.5) add west elev. delete SUPPLY altodwsigns FOR JOB CHECK DATE J-BOX WITH AccL Mgr. 120-277VAC FOR GOfilSTRucnoN HATE DISCONNECT Ate, Mgr, SWITCH Design PRIMARY POWER Production FOR ilN8TA1L ONLY Acct. Mgr. Page:06 Of:06 This Is an o4Ighml "n publlehed drawing croek:l by superior Elodrkal R6Vn .rsl np, Inc. It Is auhmlttad for your approval- It Is not to bo rhuan Io anyone outs Ide of your organitallon, nor Is I; Io ba rogtU4 c4 c*Plcd pr achlbkad la say fuhlmL The changing oS cofore, sine, nraterlaEs or MuW natbn Inelhad does Hal aI�I Eha fn,l n. 4wner9 hip of 1hls frWgn Is hshd by su parlor L kctrtosl Adva rtl s lr•g, In:. Avthurlaa;Eo r• to usa th Is den Ign In any fashso n m ua} be obtn i r,e d In wrlt Ing horn Supealar U-etrleal Adro rising, © SEA 2015 hn to: 7ho Colors daplc lad hwo art a gnphlC mWe%-n M on. A,c to sI colon may vu ry. See color apaclfla Packet Pg. 33 6'4' ltKkaP Sq. Ft. 36 �1 SITE PLAN _ Scale: N.T.S. —' Project: L Panda Express s?. i Address: 21900 Hwy Edmonds, WA Account Manager: S.Janocha Designer KF 3.50 Scale: AS NOTED Design No.: 16-03464247 Date: 04.07.16 Reg, Na: -- Rsvis m: Ref KF 4.12.16 (1.5) - Rev. Sign Types Reg KF 4.12.16 (1.5) -Add Options, Rev. Saga Types R03 LR 7114/16 (225)Add menuledldng dames R04 LR 7127116 (125) New elev. R new R05 LR 6/1H6 (.25) Move sign D R06 LR 9115/16 (A Del sign on west elev. R07 mdm 9/21/16 (.6) add wean elev, delete aD other sow FOBGHECK DATE AC& Mgr. FIXII-MMMUMN DATE AccL Mgr. Design Production FOR lM$;{AE,te ONLY GATE AocL Mgr. Page:03 O1:06 No. %en961Mano na*ddrawinggwled by Suporlor Doebleol Adverdrrrly, hL his r ubM ad for your ap prnvaL II Is Rol to bs ah�w, ro ergona orrta;de of your organ lmFw, nor Is it Io ba replrodu[ad, copied or erhlbW Inany WHOM. Thv shvnq�nq of cakra, a;rns, malt r:eia or Ithrm IraWn method dons not allot Ins daslgn. Ownership of this dar lgn I hold by 5o per la BodrurAdvomis: ns.rc Authortrallonioufa ihis deslg n In any far hlo n mu e I be obtained In wrding rrom Supwior DeeG9al Advedhing, Ire. © SEA 2016 HoW The Cdon daplcled ha ra ors a graphk rr pre so riWrw, Arwsr to I on may YpTy, Sea color r pecans al Packet Pg. 24 5.1.f APPROVED PLANS. MUST BE ON JOB SITE Park 212 isa CD �. Edmonds Woodway ith St SW High School 215th St sw Swedish Medical 216th St SW Center -Edmonds 216th St SW Premera Blue Cross CCU F�f ' 218th St SW Q� dick'Q n V 220th St SW o Family Fun Center • o a y n 222nd St SW Esperance s9 Park �0 R Ty co J� 99 Ranch Market a Public Stara e .� VICINITY MAP Scale: N.T.S. SCANNED OCT 4 6 ?016 - (1V. D PLANNIN(.- CITY OF EDMONDS BUILDING DEPARTMENT WORK SIr 7) 5 ADDRESS D OWNER lflr7�f APPROVED DATE: '/ iql BLDG. OF—riC IAL: PERMIT NUMBER CITYCOPY H■ E S U B SEP 19 2016 BUILDING DEFAFiTMEN7 CITY OF EDK40NDS Facsimile: 562.435.1867 L wvvw.superiorsigns.comQ X LU Project: to Panda Express C O a Address: L 0 21900 Hwy ty Edmonds, WA C P U) Account Manager: to S.Janocha C O Designer: KF 3.50 Scale: AS NOTED rn Design No.: 16-03-1642.06 O a 0 Date: 04.07.16 a Reg. No.: Revisions: to R01 KF 4.12.16 (1.5) - Rev. Sign Types R02 KF 4.12.16 (1.5) -Add Options, CO) Rev. Sign Types N R03 LR 7114116 (2.25) Add manufacturing r r detailsto R04 LR 7//27/16 (1.25) New elev. & new signage O R05 LR 8/1/16 (.25) Move sign D 04 R06 LR 9/15116 (.25) Del sign on west elev. J m as • o L FOR JOB CHECK DATE Q Acct. Mgr. Q FOR CONSTRUCTION DATE W Acct. Mgr. C d Design E t Production v ca FOR INSTALL ONLY DATE Q Acct. Mgr. Page: 01 Of: 07 This is an original unpublished drawing created by Superior Electrical Advertising, Inc. It is submitted for your approval. It is not to be shown to anyone outside of your organization, nor is it to be reproduced, copied or exhibited in any fashion. The changing of colors, sizes, materials or illumination method does not after the design. Ownership of this design is held by Superior Electrical Advertising, Inc. Authorization to use this design in any fashion must be obtained In writing from Superior Electrical Advertising, Inc. © SEA 2015 Note: The Colors depicted here are a graphic representation. Actual colors may vary. See color specifications. Packet Pg. 25 5.1.f LCode Summary Al NORTH ELEVATION WEST ELEVATION A2 SOUTH ELEVATION D PYLON SIGN I r t ck- 6'-0" LOCKUP LOGO 6'-0" LOCKUP LOGO 6'-0" LOCKUP LOGO LOGO FACE 6'-0/1 6'-0" :9 RESU B SAP 19 2616 iiUl ITY O EDMONDSN� 6'-0/1 TBD 36.75 36 Project: Panda Express Address: 21900 Hwy Edmonds, WA Account Manager: S.Janocha 36.75 36 50 133Vofl 9%V11 . AS NO3TEDED WN4 TBD TIO TZUM OY 3T12 80L 'a 8 (1.5) - Rev. Sign .7 6 (1.5) -Add Options, R03 LR 7/14/16 (2.25) Add manufacturing details R04 LR 7//27/16 (1.25) New elev. & new signage R05 LR 6/1/16 (.25) Move sign D R06 LR 9/15/16 (.25) Del sign on west elev. FOR JOB CHECK DATE Acct. Mgr. FOR CONSTRUCTION DATE Acct. Mgr. to to d L Q K w C ra t1 L O m R .N C O to O O_ 0 IL M tD r M N O O N J m O Q Q W C N Design t Production FOR INSTALL ONLY DATE Q Acct, Mgr. Page:02 Of:07 This is an original unpublished drawing created by Superior Electrical Advertising, Inc, It is submitted for your approval. It is not to be shown to anyone outside of your organization, nor Is It to be reproduced, copied or exhibited in any fashion. The changing of colors, sizes, materials or illumination method does not alter the design. Ownership olthis design is held by Superior Electrical Advertising, Inc. Aulhorizatlon to use this design In any fashion must be obtained in writing from Superior Electrical Advertising, Inc. © SEA 2015 Note: The Colors depicted here are a graphic representation. Actual colors may vary. See color specificati Packet Pg. 26 5.1.f El6'-0" Lockup ULMSq. Ft. 36 m 1 SITE PLAN Scale: N.T.S. Pylon Faces Size TBD PROPOSED PYLON FACE R L V�;JII U B Scale:IM SEP 19 2016 SUILQING DEPARTMENT CITY [!r F EDMONDS Project: Panda Express Address: 21900 Hwy Edmonds, WA Account Manager: S.Janocha Designer; KF Scale: 3.50 AS NOTED Design No.: 16-03-1642-06 Date: 04.07.16 Reg. No.: Revisions: R01 KF 4.12.16 (1.5) - Rev. Sign Types R02 KF 4.12.16 (1.5) -Add Options, Rev. Sign Types R03 LR 7/14/16 (2.25) Add manufacturing details R04 LR 7//27/16 (1.25) New elev. & new signage R05 LR 6/1/16 (.25) Move sign D R06 LR 9/15/16 (.25) Del sign on west elev. FOR JOB CHECK DATE Acct. Mgr. FOR CONSTRUCTION DATE Acct. Mgr. Design Production FOR INSTALL ONLY DATE Acct. Mgr. Page:03 Of:07 This is an original unpublished drawing created by Superlor Electrical Advertising, Inc. his submitted for your approval. It Is not to be shown to anyone outside of your organization, nor Is II to be reproduced, copied or exhibited in any fashion. The changing of colors, sizes, materials or illumination method does not after the design. Ownership of this design is held by Superior ElectrlcalAdvertising, Inc. Authorization to use this design In any fashion must be obtained in writing fro m Su peri or EIe c rr ieal A dvc rlis i ng. I nc. © SEA 2015 Note: The Colors depicted here are a graphic representation. Actual colors may vary. See color specific Packet Pg. 27 Q 5.1.f ------------- t 36'-9" TENANT FRONTAGE EQ 6'•0" EQ I 1 I I 1 I 1 I I 1 I I I I f I 70'-4" TENANT FRONTAGE I 1 i I I I i 1 I I � I y- V) 8 k. 1 M SYI rA Project: Panda Express Address: 21900 Hwy Edmonds, WA Account Manager: S.Janocha Designer: K F 3.50 Scale: AS NOTED Design No.: 16-03-1642-06 Date: 04.07.16 Reg. No.: Revisions: R01 KF 4,12.16 (1.5) -Rev. Sign Types R02 KF 4.12.16 (11,5) -Add Options, Rem Sign Types R03 LR 7/14116 (2,25) Add manufacturing details R04 LR 7//27/16 (1.25) New elem & new signage R05 LR 8/1/16 (.25) Move sign D R06 LR 9/15116 (.25) Del sign on west elem, FOR JOB CHECK DATE 0 Acct. Mgr. LLI FOR CONSTRUCTION DATE Acct. Mgr. (D t Design U Production Q FOR INSTALL ONLY DATE Acct. Mgr. Page:04 Of:07 This is an original unpublished drawing created by Superior Electrical Advertising, Inc. It is submitted for your approval. It is not to be shown to anyone outside of your organization, nor is it to he reproduced, copied or exhibited in any fashion. The changing or colors, sizes, materials or illumination method does not alter the design. Ownership of [his design is held by Superior Electrical Advertising, Inc. Authorization to use this design in any fashion must be obtained in writing from Superior Electrical Advertising, Inc. © SEA 2015 Note: The Colors depicted here are a graphic representation. Actual colors may vary. See color specifical Packet Pg. 28 I SOUTH ELEVATION SCALE: 3/32" = 1'-0" 36'-9" TENANT FRONTAGE EQ 6'-0" EQ I I I r � r R E S U B SEP 19 2016 WILDING DEPAFiTMEN7 CITY OF ED MDiWX4 N Facsimile: 562.435.1867 m L www.superiorsigns.comlZ K LLI Project: Panda Express C ca d Address: L. ,0 21900 Hwy 0 Edmonds, WA C .N Account Manager: S.Janocha O Designer: KF 3.50 Scale: AS NOTED N Design No.: 16-03-1642.06 Q O Date: 04.07.16 L d Reg. No.: M Revisions: R01 KF 4.12.16 (1.5) - Rev. Sign Types KF 4.12.16 (1.5) -Add Options, CV) lv Rev Sign Types R03 LR 7/14/16 (225)Add manufacturing details t0 R04 LR 7//27/16 (1.25) New elev & new r signage R05 LR 6/1116 (.25) Move sign D N R06 LR 9/15/16 (.25) Del sign on west elev m m • O L FOR JOB CHECK DATE Q- Q Acct. Mgr. Q FOR CONSTRUCTION DATE LLI Acct. Mgr. Design t Production cOp FOR INSTALL ONLY DATE r Q Acct. Mgr. Page:05 Of:07 This Is an original unpublished drawing created by Superior Electrical Advertising, Inc. it is submitted for your approval. It is not to be shown to anyone outside of your organization, nor Is It to be reproduced, copied or exhibited in any fashion. The changing of colors, sizes, materials or illumination method does not after the design. Ownership of this design is held by Superior Electrical Advertising, Inc. Authorization to use this design in any fashion must be obtained in writing from Superior Electrical Advertising, Inc. © SEA 2015 Note: The Colors depicted here are a graphic representation. Actual colors may vary. See color specificifirms Packet Pg. 29 5.1.f 0" AM • ExA r r Retainer Edge -7h 10 0 jl SIGN ELEVATION - CUSTOM FABRICATED LED CHANNEL LOGO Sq. Ft. = 36 Al Quantity: Two (2) Signs Required Scale:1/29 = 1'-011 SPECIFICATIONS: LOGO: SINGLE FACE INTERIOR ILLUMINATED CHANNEL LOGO FACE: WHITE LEXAN WITH VINYL OVERLAY PANDA: 3M #3630-33 RED, 3M #18OC-22 BLACK, AND WEEDED OUT TO SHOW THRU WHITE RETAINER: FABRICATED ALUMINUM RETAINER WITH FACE PAINTED TO MATCH RED VINYL & RETURN PAINTED TO MATCH PMS BLACK 7C WITH GLOSS FINISH RETURNS: 3" DEEP ALUMINUM RETURNS PAINTED TO MATCH PMS BLACK 7C WITH GLOSS FINISH ILLUMINATION: AA WHITE LED'S NOTE: FIELD VERIFY ALL MEASUREMENTS AND CONDITIONS PRIOR TO ANY FABRICATION Note to All Contractors 1 207 Sign Voltage This sign is intended to be installed in accordance with the requirements of Article 600 of the National Electrical Code andlor other applicable local codes. This includes proper groundin and bonding of the sign. All wall penetrations to be seafed with UL Listed silicone sealant. RESUB SEP 19 2016 UI M QF EDMO L1V SP N �s�1 bn_c� ,el��ws rr �� ALUMINUM ' 1a2' 3" ALUMINUM RETAINER r/ RETURNS ' 1 t,f r }1/z" 'y t I 1 WHITE t — SS FASTENERS LEXAN PAINTED TO FACES FACES � MATCH RETURN 5� t / / 1 / 1 / I / 1 3 / t t r 1 — TYPICAL WALL FRAMING TYPICAL WALL SURFACE .040 ALUMINUM RETURNS ALUMINUM RETAINERS WITH #8 X 1/2"SCREWS LIGHT EMITTING DIODES (LEDs) LOW VOLTAGE WIRING FROM LED TO LED LEXAN FACE CHANNEL LETTERS .040 ALUMINUM BACKS DRILLED HOLE THRU WALL FOR WIRE CONNECTIONS AND FILLED WITH SILICONE TO PREVENT WATER PENETRATION THREADED NIPPLE AND COUPLING 20A 120-277VAC DISCONNECT SWITCH HANDY BOX FLEX (FLEXIBLE CONDUIT) / LIQUID TIGHT CONNECTIONS #10 x 3 1/2" DRIVE SCREWS MINIMUM FIVE (5) PER LETTER OR AS REQUIRED PER FIELD CONDITIONS ONE (1) 1/a" WEEP HOLE LOCATED AT ALL AREAS THAT MAY COLLECT WATER "THIS SIGN IS SUITABLE FOR WET LOCATIONS" LABEL SIGN WITH MINIMUM 1/8" COPY 1 TYPICAL SECTION DETAIL - CHANNEL LOGO Scale: n.t.s ? LOW VOLTAGE (NO CONDUIT ED) POWER SUPPLY J-BOX WITH 120-277VAC DISCONNECT SWITCH PRIMARY POWER Project: Panda Express Address: 21900 Hwy Edmonds, WA Account Manager: S.Janocha Designer: KF 3.50 Scale AS NOTED Design No.: 16-03-1642-06 Date:: 04.07.16 Reg. No.: Revisions: R01 KF 4.12.16 (1.5) - Rev. Sign Types R02 KF 4.12.16 (1.5) -Add Options, Rev, Sign Types R03 LR 7114/16 (2.25) Add manufacturing details R04 LR 7//27/16 (1.25) New elev. & new signage R05 LR e/1/16 (.25) Move sign D R06 LR 9/15/16 (.25) Del sign on west elev. FOR, JOB CHECK DATE Acct. Mgr. FOR CONSTRUCTION DATE Acct. Mgr. Design Production FOR INSTALL ONLY DATE Acct. Mgr. Page:06 Of:07 This is an original unpublished drawing created by superior Electrical Advertising, Inc, it is submitted for your approval. It is not to be shown to anyone outside of your organization, nor Is it to be reproduced, copied or exhibited in any fashion. The changing of colors, sizes, materials or illumination method does not after the design. ownership of this design is held by Superior Electrical Advertising, Inc. Authorizatlon to use this design in any fashion must be obtained in writing from Superior Electrical Advertising, Inc. © SEA 2015 Note: The Colors depicted here are a graphic representation. Actual colors may vary. See color specilical' Packet Pg. 30 Q 5.1.f NEW TENANT PANELS FOR EXISTING FREESTANDING SHOPPING CENTER SII Lr tI 4 entity: Two (2) Panels Required el� 1 SPECIFICATIONI" I9H►1*RI .,, SP-�i aWHITE ACRYLIC WITH VINYL OVERLAY. 3m 180C-2Z6LACIh3m 3630-33 RED, AND 3m 3630-69 (VERIFY) NOTE: FIELD VERIFY ALL MEASUREMENTS, MATERIAL, ACONDITIONS PRIOR TO ANY FABRICATION S yy>• Scale: N.T.S - PMS BLACK 7C - 3M 180C-22 BLACK - PMS 711C RED 3M-SCOTCHCAL RED 3630-33 STANDARD PANDA VINYL COLOR SPECS RESUB SEP 1, 9 2016 HUCITIY OFOEDMONV N N d L 1Z K LU Project: Panda Express C ca 11 Address: L ,0 21900 Hwy d Edmonds, WA I) R C .N Account Manager: S.Janocha O Designer: KF 3.50 ca Scale: AS NOTED N Design No.: 16-03-1642-06 Q O Date: 04.07.16 L d Reg. No.: M Revisions: R01 KF 4.12.16 (1.5) - Rev. Sign Types KF 4.12.16 (1.5) -Add Options, CV) N Rev. Sign Types R03 LR 7/14116 (2.25) Add manufacturing details �p R04 LR 7//27/16 (1.25) New elev. & new r signage R05 LR 6/1/16 (.25) Move sign D O N R06 LR 9/15/16 (.25) Del sign on west elev. J m e 0 FOR JOB CHECK DATE Q- Q Acct. Mgr. Q FOR CONSTRUCTION DATE W Acct. Mgr. C fy Design t Production v cv FOR INSTALL ONLY DATE Q Acct. Mgr. Page:07 Of:07 This is an original unpublished drawing created by Superior Electrical Advertising, Inc. It Is submitted for your approval. It is not to be shown ,.anyone outside of your organization, nor Is It to be reproduced, copied or exhibited In any fashion. The changing of colors, sizes, materials or illumination method does not after the design. ownership of this design Is held by Superior Electrical Advertising, Inc. Authorization to use this design In any fashion must be obtained in writing from Superior Electrical Advertising, Inc. © SEA 2015 Note: The Colors depicted here are a graphic representation. Actual cobra may vary. See color specificiftions. Packet Pg. 31 8.1 Architectural Design Board Agenda Item Meeting Date: 11/2/2016 Presentation & training by Jeff Taraday, City Attorney Staff Lead: Jeff Taraday, City Attorney Department: Planning Division Prepared By: Diane Cunningham Background/History Jeff Taraday, City Attorney will be at the ADB meeting to discuss the role of ADB members, quasi- judicial meetings and other information that is required. Staff Recommendation Listen to the presentation and ask any questions. Narrative There are no attachments, a power point presentation will be provided by the city attorney. Packet Pg. 32